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Property profile & analytics
OFF-MARKET
Estimated value
$11,950,000
Manufacturing properties
9415 Burtis St South Gate, CA 90280-3601
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6896323
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
2017
Construction
TILT-UP CONCRETE
Total area
82,334 SF
Lot
4.3 ac (187,511 SF)
Zoning code
SGM3*
APN
6222-001-015
UPID
US09-6896323
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
KPAC General Storage Facility Warehouse & Storage
-
General Cold Storage Storage Facility Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.80M
Comparable Approach
Comparable
$8.61M
Blend (final)
Blend
$11.95M
Owner & transaction history
Konoike-pacific California INC · 11 yrs held
Konoike-pacific California INC
since 2014
7 recorded transactions
Zoning & alternative use
SGM3* · South Gate, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.5M
+17.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs South Gate submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Gate submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$16,035,000
6.5%
$14,800,000
7%
$13,745,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$14,950,000
Current use
COMMERCIAL (GENERAL)
$17,485,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$11.95M
Range $10.76M – $13.15M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$145 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$288,188
Tax year 2024
Assessed value
$22,918,776
Assessed 2024
Previous assessed
$22,918,776
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$6,185,992
Assessed improvement
$16,732,784
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Status
Off-Market
Year built
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
82,334 SF
Lot
4.3 ac (187,511 SF)
Zoning code
SGM3*
APN
6222-001-015
UPID
US09-6896323
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SGM3* · South Gate, CA
Zoning SGM3* · permitted uses
SGM3* · South Gate, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Gate. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$15.0M
COMMERCIAL (GENERAL)
Est. value
$17.5M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2017
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
4.3 ac
Current owner
From public records · entity-resolved
Konoike-pacific California INC
Entity
Free & Clear · 11 yrs held
Mailing address
1420 COIL AVE, WILMINGTON, CA 90744-2205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2014
$5,250,000
Konoike-pacific California INC
Pacific Industrial LLC
Grant Deed
—
Nov 12, 2014
$3,400,000
Pacific Industrial LLC
Riverside Dev Partners LLC
Grant Deed
—
Nov 30, 2007
$6,088,000
Riverside Dev Partners LLC
Fr Of Cal Burtis LLC
Grant Deed
—
Sep 22, 2006
$16,363,800
Fr Of Cal Burtis LLC
Alexander Land Clearing INC
Grant Deed
—
Dec 29, 2003
—
Alexander Land Clearing INC
C1c2 Investments LLC
Grant Deed
$788,935 · First American Exchange Corp
Nov 19, 2003
—
C1c2 Investments INC
Washington Group Intl INC
Grant Deed
$1,938,000 · Washington Group Intl INC
Aug 21, 2003
—
Washington International INC
Washington Group International
Quit Claim Deed
related
—
Jan 31, 2002
—
Washington Group Intl
—
Deed Of Trust
related
$700,000,000 · Credit Suisse First Boston Tte
Jul 18, 2000
—
Morrison Knudsen Corp
—
Deed Of Trust
related
$500,000,000 · Credit Suisse First Boston Tte
Feb 10, 1989
$2,344,000
Rhochem
Sga
Grant Deed
$1,400,000 · Tokai Bank California
Dec 30, 1988
$1,781,500
Realty Southgate
Catl
Grant Deed
—
—
—
John C A Catlett
—
Deed Of Trust
related
$120,000 · National Consumers Finance Co
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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